Buying Property in Spain as a UK Citizen: The Complete 2026 Guide
Can UK citizens still buy property in Spain after Brexit?Yes, with no restrictions. UK buyers purchase as non-EU foreigners, the same as anyone else. Read more →
How long can I stay if I own property?Owning property does not grant residency. You are limited to 90 days in any 180 unless you hold a visa. Read more →
Do I need a lawyer?Strongly recommended. An independent solicitor runs due diligence and handles the notary process. Read more →
How much do I need beyond the price?Around 10–13% on top of the price: transfer tax or VAT, notary, registry and legal fees. Read more →
What is the buying process?Reservation → Arras deposit contract → notary deed (escritura) → Land Registry. Read more →
How much money do I need to move there?Depends on the visa: the Non-Lucrative Visa needs proven income, the Digital Nomad Visa a monthly threshold. The Golden Visa investment route was abolished in April 2025. Read more →
Buying property in Spain as a UK citizen is straightforward after Brexit, but it works differently from buying at home. There is no chain, the deposit contract is binding earlier than in England, an independent lawyer does work your UK conveyancer would not, and owning the property does not let you live there full-time. This guide covers everything in order: whether you can buy, how long you can stay, the visa options, the money you need, the legal process, property types, costs, the best regions, and what it means to rent it out.
The headline that worries most British buyers: Brexit did not take away your right to buy. It changed how long you can stay. Those are two separate things, and confusing them is the single most common mistake.
Can UK citizens still buy property in Spain after Brexit?
Yes. UK citizens can buy property in Spain with no restrictions, exactly as before Brexit. There is no limit on foreign ownership, no special permit to purchase, and no minimum spend to own a home. What Brexit changed is your immigration status: you buy as a non-EU national, which affects how long you can stay in the country, not your right to own a home in it.
You will hear about a proposed 100% tax on property purchases by non-EU residents, announced by the Spanish government in early 2025. As of 2026 that proposal is stalled in Congress without the political support to advance, and it is not in force. It is worth watching, but it does not currently affect a UK buyer.
The 90/180-day Schengen limit is the real Brexit change for British buyers, not the right to purchase. You can own a Spanish home outright and still only be allowed to spend 90 days in any rolling 180 there, unless you obtain a residence visa. See the next section.
How long can you stay in Spain if you own property?
Owning property in Spain does not grant you the right to live there. As a UK citizen you can stay 90 days in any rolling 180-day period without a visa. To spend longer, or to live in Spain full-time, you need a residence visa. This is the post-Brexit reality that catches the most British buyers off guard: the house is yours, but your time in it is capped by immigration rules, not by the deeds.
The UK government’s Living in Spain guidance sets out the same 90/180 limit. If you want more than that, the route is a visa, covered next.
| Your situation | How long you can stay |
|---|---|
| UK citizen, no visa (tourist) | 90 days in any rolling 180 |
| Non-Lucrative Visa holder | Full-time residence (no work in Spain) |
| Digital Nomad Visa holder | Full-time residence (remote work allowed) |
| Golden Visa (investment route) | Closed — abolished April 2025, no longer available |
What visa do UK citizens need to live in Spain?
If you want to live in Spain beyond the 90/180 limit, two visa routes are now the relevant ones for UK property buyers. The third, the Golden Visa, has closed.
- Non-Lucrative Visa (NLV): for those who can support themselves without working in Spain (retirees, the financially independent). You prove sufficient passive income or savings.
- Digital Nomad Visa (DNV): for remote workers and digital nomads employed by or contracting with non-Spanish companies. You prove a monthly income above a set threshold.
The Golden Visa, the residence-by-EUR 500,000-property-investment route, was abolished on 3 April 2025 under Organic Law 1/2025. New applications are no longer accepted. Buying property in Spain no longer grants any residence permit, so do not buy expecting residency to follow. The realistic routes are the NLV and the DNV above. Confirm current requirements with the Spanish Ministry of Foreign Affairs.
If your plan is full-time living, line up the visa route before you commit to a purchase. The property and the residence permit are separate processes, and buying first does not strengthen a visa application.
How much money do you need to buy and move to Spain?
Beyond the property price, budget 10–13% for purchase costs. To move and live there, the financial bar is set by your visa route, not the house. Two different questions get blurred here, so take them separately.
To buy: the price, plus 10–13% in taxes and fees (detailed in the costs section), plus a 30–40% deposit if you are using a Spanish mortgage for UK buyers. Whether you go direct to a bank or use a mortgage broker affects the rate and the lenders you can access.
To move and live: each visa sets its own financial threshold. As a structural guide (always confirm current figures with the consulate):
- Non-Lucrative Visa: proof of substantial annual passive income or equivalent savings (the threshold is tied to Spain’s IPREM index and rises each year).
- Digital Nomad Visa: proof of a monthly income comfortably above the Spanish minimum wage multiple set for the visa.
The Golden Visa investment route (EUR 500,000 in property) is no longer an option: it was abolished in April 2025, so a property purchase on its own buys you no residence rights.
Visa income thresholds are indexed and change annually. Use the figure published by the Spanish consulate handling your application at the time you apply, not a number from an old guide, including this one.
Do you need a lawyer? What does a Spanish notary do?
You are strongly advised to hire an independent Spanish solicitor, and a notary is mandatory but does not represent you. This is the part of the process that has no clean UK equivalent, and where UK buyers most often go wrong by assuming the notary or the estate agent is looking after their interests.
The independent solicitor (abogado)
Your solicitor runs due diligence: confirms the seller owns the property, checks it is free of debts, charges and planning issues, verifies it is registered correctly and built legally, and reviews every contract before you sign. They act for you, and only you. Hire one who is independent of the estate agent and the developer.
The notary (notario)
The notary is a public official who witnesses and authenticates the signing of the title deed (escritura). The notary is impartial and represents neither buyer nor seller. They confirm the deed is legally correct, but they do not run the due diligence your solicitor does. The Land Registry (Registro de la Propiedad) then records the change of ownership.
Upscore’s data shows buyers who have already identified the specific property they want close at roughly 12 times the rate of those still exploring. Having a property in view, with a lawyer engaged to vet it, is the point at which everything else, including the mortgage, moves fastest.
The most repeated warning across r/SpainExpats and expat property forums: never use the lawyer recommended by the seller or developer without question. Buyers who appoint a genuinely independent solicitor catch registration and planning problems that a connected lawyer might wave through.
How do you buy a house in Spain from the UK? The step-by-step process
Buying a house in Spain from the UK runs through a sequence that binds you earlier than an English purchase does, and you can complete most of it remotely with a solicitor and a power of attorney. Once you sign the Arras contract and pay the deposit, pulling out usually means losing it. Here is the order, start to finish.
- Reservation: you pay a small holding deposit to take the property off the market while checks begin.
- Due diligence: your solicitor verifies ownership, debts, planning and registry status.
- Arras contract (Contrato de Arras): the private deposit contract, usually 10% of the price. Binding: if you withdraw you lose the deposit; if the seller withdraws they typically owe you double.
- Mortgage finalised: if buying with finance, the bank completes its valuation and issues the binding offer (see how to get a Spanish mortgage as a UK citizen; UK-based lenders are also an option).
- Notary deed (Escritura de Compraventa): you and the seller sign the public deed before the notary; the balance and the keys change hands.
- Land Registry & post-completion: the deed is registered, taxes are paid, and utilities are transferred into your name.
If you are financing the purchase, sequence the mortgage and the Arras carefully. Signing the Arras commits you, but the mortgage offer carries a mandatory 10-day reflection period before you can sign the deed. Your solicitor and broker should align these so you are not contractually committed before your finance is confirmed.
Before you decide
How to get a Spanish mortgage as a UK citizen (2026)
→
What types of property can you buy in Spain?
The three main categories carry different risks and processes:
Resale (segunda mano)
An existing, previously owned property. The most common purchase. Due diligence focuses on debts, the community of owners, and any unregistered extensions.
New build (Obra Nueva)
Bought from a developer, newly constructed. Carries VAT (IVA) rather than transfer tax, and you should confirm the developer’s bank guarantee on any stage payments.
Off-plan (sobre plano)
Bought before or during construction, paid in stages. The highest-reward, highest-risk option: confirm the developer’s track record and that stage payments are bank-guaranteed before committing.
Across Upscore’s British buyers, those targeting a villa tend to progress to a signed mortgage at a higher rate than those buying a standard house, and primary-residence, second-home and investment buyers convert at broadly similar rates. The pattern is directional rather than a hard rule, but it lines up with what lenders see: a clearly defined, well-valued property moves faster than an open-ended search.
For coastal property, ask your solicitor to check the Ley de Costas (Coastal Law) demarcation. Properties close to the shoreline can sit in a protected zone that limits or complicates ownership.
What are the costs and taxes of buying property in Spain?
Budget 10–13% of the purchase price in taxes and fees on top of the price. The largest line is the purchase tax, which depends on whether the property is resale or new build, and on the region.
| Cost | Typical amount | Applies to |
|---|---|---|
| Transfer Tax (ITP) | 6–10% (varies by region) | Resale property |
| VAT (IVA) + Stamp Duty (AJD) | 10% + 1–1.5% | New build |
| Notary fees | 0.1–0.5% | All purchases |
| Land Registry | 0.1–0.3% | All purchases |
| Legal fees | ~1% (+ VAT) | All purchases |
The transfer tax (ITP) rate is set by each autonomous community, so the same property costs different amounts to buy depending on the region. Confirm the current rate with the Spanish Tax Agency (AEAT) or your solicitor for the specific region.
Model the deposit, taxes and mortgage for a specific property before you make an offer.
Which regions are best for UK buyers?
British buyers concentrate in a handful of areas, each with a different balance of price, climate and community:
- Costa del Sol (Málaga): the established British hub, year-round climate, strong rental demand, higher prices.
- Costa Blanca (Alicante): the highest-volume region for British buyers, good value, large expat community.
- Balearic Islands (Mallorca, Ibiza): premium prices, strong holiday-let demand, some purchase restrictions to check.
- Valencia & Murcia: better value inland and on the southern Costa Cálida.
Among Upscore’s British buyers, Alicante (Costa Blanca) is the highest-volume region, while Madrid shows the strongest conversion. Volume and conversion are not the same thing: the busiest region for enquiries is not always where deals complete most reliably.
For a city-level breakdown of what to expect on the ground, see our guide to buying property in Barcelona. For current asking prices by region, Idealista is the most comprehensive Spanish property portal.
Can you rent out your Spanish property?
Yes, but holiday lets require a regional tourist licence, and rental income is taxable in Spain. If part of your plan is to offset costs by letting the property, two things matter before you buy.
First, the tourist licence. Short-term holiday letting is regulated at regional and sometimes municipal level. Some areas have frozen new licences entirely. Confirm a property can be licensed for holiday lets before you buy if that is your intention.
Second, the tax. Rental income earned in Spain is taxable in Spain, and as a UK resident you also declare it to HMRC, with relief under the UK-Spain double taxation treaty to avoid being taxed twice.
Build on this
Financing a Spanish property as a UK citizen: the mortgage guide
→
What taxes do you pay as a UK owner of Spanish property?
Owning Spanish property carries ongoing tax obligations in both countries:
- IBI (Impuesto sobre Bienes Inmuebles): the annual local property tax, the Spanish equivalent of council tax.
- Non-resident income tax: even if you do not rent it out, Spain levies an imputed income tax on non-resident owners.
- Wealth tax (Impuesto sobre el Patrimonio): applies above regional thresholds on high-value holdings.
- Capital Gains Tax on sale: payable in Spain, and reportable to HMRC with double-taxation relief.
HMRC can see overseas property ownership through international information-sharing agreements. Declare Spanish rental income and gains on your UK self-assessment; the UK-Spain double taxation treaty ensures you are not taxed twice, but you must still report.
Common mistakes and pitfalls UK buyers should avoid
- Confusing ownership with residency. Buying does not extend your 90/180 stay. Sort the visa separately.
- Using the seller’s recommended lawyer. Appoint a genuinely independent solicitor.
- Skipping due diligence on debts and registration. Spanish property debts can transfer with the property.
- Buying off-plan without bank-guaranteed stage payments. Confirm the guarantee before paying.
- Ignoring the tourist-licence question if rental income is part of the plan.
- Underestimating the 10–13% in costs on top of the price.
“The buyers who have problems are almost always the ones who treated a Spanish purchase like an English one. Different legal system, binding deposit earlier, mandatory independent checks. Respect the differences and it is a smooth process.” — Property solicitor, Spain
Get your mortgage numbers confirmed before you sign the Arras, so your deposit is never at risk.
Frequently asked questions
Can UK citizens still buy property in Spain after Brexit?
Yes, with no restrictions. UK citizens buy as non-EU foreigners. Brexit changed how long you can stay, not your right to own a home.
How long can I stay in Spain if I own a property there?
90 days in any rolling 180-day period without a visa. Owning property does not grant residency. For longer stays you need a Non-Lucrative, Digital Nomad or other residence visa.
What is the downside of buying property in Spain?
The main downsides are the 10–13% in purchase costs on top of the price, ongoing non-resident taxes, the 90/180 stay limit unless you get a visa, and the need for careful legal due diligence on debts and planning. None are dealbreakers, but all need planning.
How much money do you need in the bank to move to Spain?
It depends on your visa. The Non-Lucrative Visa requires proof of substantial annual income or savings; the Digital Nomad Visa requires a monthly income above a set threshold; the Golden Visa requires a qualifying investment. The thresholds are indexed and rise yearly, so check the current figure with your consulate.
What are the new rules for Brits buying property in Spain?
There are no new restrictions on buying. A proposed 100% purchase tax on non-EU buyers was announced in 2025 but is stalled in Congress and not in force. The practical post-Brexit change remains the 90/180 stay limit.
Do I need to speak Spanish to buy a property in Spain?
No. An independent English-speaking solicitor handles the contracts and the notary appointment. You should still understand every document you sign, which is exactly what the solicitor is there to ensure.
How easy is it to buy a house in Spain from the UK?
It is straightforward, and you can do most of it remotely. The main differences from a UK purchase are that the deposit contract (Arras) binds you earlier, you appoint your own independent solicitor rather than relying on the agent, and you grant a power of attorney if you cannot attend the notary in person. With a good solicitor lined up, buying from the UK is a well-worn path, not a special case.
Is it still a good idea to buy property in Spain now?
That depends on your plan, not on Brexit. Nothing legal stops a UK citizen buying. What changed is the 90/180 stay limit and the closure of the Golden Visa route to residency, so Spain is best treated as a home you visit within the limit, or one you move to via a separate visa, rather than a shortcut to living there. The purchase costs (10–13%) and ongoing non-resident taxes are the same as before. The fundamentals to weigh are the region, your use of the property, and your visa plan, not the headlines.
Is there a “2-year rule” for buying property in Spain?
Not in the way it is usually described. There is no rule that gives a UK buyer tax benefits simply for owning a property for two years. The real two-year figure is the reinvestment window for a main-residence capital gains tax exemption, and that applies to residents (and EU/EEA non-residents) who sell their habitual home and buy another, not to a UK non-resident holiday-home owner. Treat any “two-year rule” advice with caution and confirm your specific position with a tax adviser.
The bottom line for UK buyers: you can still buy freely in Spain after Brexit. Get three things right and the process is smooth: appoint an independent solicitor (not the seller’s), treat the visa as a separate task from the purchase, and budget the full 10–13% costs on top of the price. Upscore’s data shows the buyers who move fastest are those who have a specific property in view and their finance lined up before they sign the binding Arras contract.
